NYC’s New Climate Mobilization Act

On April 22nd, 2019 Mayor DeBlasio signed into law the Climate Mobilization Act (CMA), affecting all buildings over 25,000 square feet throughout New York City. This is the City’s third significant piece of legislation designed to reduce Greenhouse Gas Emissions in New York City by 80% by the year 2050. The CMA follows “plaNYC2030” in 2011 which eliminated #6 oil and spurred the oil-to-gas conversions in NYC buildings, and the “oneNYCplan” in 2015, which introduced Local Law 84 (Benchmarking) and Local Law 87 (Energy Audits and Retro-commissioning), both designed to further incentivize buildings to reduce their energy consumption and carbon emissions.

The first year of enforcement is 2025, and will be based on each building’s energy usage in 2024, compared to a citywide baseline of 2005. Most buildings will require significant capital expenditures to become compliant with these new regulations. In an effort to help building boards and owners finance these upgrades, the New York City Energy Efficiency Corporation (NYCEEC) is creating a low interest, long-term funding program that will hopefully be available to all housing sectors.

It’s imperative that all buildings begin now—if they have not already—to learn about their current energy efficiency level and to plan and begin to implement a long-term strategy of compliance in order to avoid paying fines when the enforcement period begins in 2025. Every CMA Plan should begin by reviewing the building’s LL84 Benchmarking report, which will reveal its EnergyStar score and upcoming Letter Grade, which will be issued in 2020. By verifying the parameters used in the Benchmarking report, buildings can be sure that the score is accurate; scores take into account number of units, number of bedrooms, square footage and other facts about the building, so it’s important to be sure the City has the correct information. Each building’s Energy Audit and Retrocommissioning Report also includes a series of Energy Reduction Measures, with projected savings, estimated budget, and payback period. This is a key list of where to begin to reduce energy consumption and improve the building’s score.

We will keep all of our properties apprised of the ongoing developments of the Climate Mobilization Act. The goal of reducing emissions is a worthy one, but it will certainly take time, effort and significant investment. At DEPM, we will work continuously with our building boards and owners to help meet these requirements as they continue to evolve.

For more information on this legislation, visit this link:

Climate Mobilization Act

Multifamily Solar Array

It’s imperative that all buildings begin now—if they have not already—to learn about their current energy efficiency level and to plan and begin to implement a long-term strategy of compliance in order to avoid paying fines when the enforcement period begins in 2025.

 

Take the Carbon Challenge And Help Reduce Greenhouse Gas Emissions

Launched in 2007, the City’s ambitious PlaNYC program laid out long-range plans for improving the quality of life in New York City. In the years since, huge strides have been made toward achieving many of these goals, from cleaner air to more comprehensive recycling. An important part of this plan is the “NYC Carbon Challenge,” whose goal is to reduce greenhouse gas (GHG) emissions by 30 percent by the year 2030.

Residential buildings are the largest single contributor to the City’s GHG emissions, accounting for 37 percent. As leaders in our industry we recognized our responsibility to advocate for positive change in the City, and Douglas Elliman Property Management became an active Participant in the Carbon Challenge.

Since joining the program in January, we have embarked on meeting the Multi-Family Property Challenge goal of reducing emissions by at least 30 percent over ten years in at least 15 of our managed properties. We expect to far exceed that goal, and are already well on our way as more of our clients recognize the impact they can have in creating cleaner, safer air.

Nearly a year ago, DEPM was recognized by the NYC Clean Heat program, another facet of PlaNYC, for converting over 75 percent of our managed properties to cleaner fuel. As one of the few property management firms on the Clean Heat Task Force, we have worked hard to convert our properties from highly polluting No. 6 and No. 4 fuel oil to cleaner sources of heat, such as No. 2 oil, natural gas, biodiesel or steam. Not only are these buildings helping to improve the air quality in their neighborhoods, but in many cases they are saving money as well.

There is plenty that multi-family buildings can do to help make the Mayor’s Carbon Challenge a reality. Start by visiting the website at http://www.nyc.gov/html/gbee/html/challenge/multifamily-buildings.shtml and download the Handbook for Co-ops and Condos at http://www.nyc.gov/html/gbee/downloads/pdf/handbook_for_co-ops_and_condos.pdf for tips on the benefits of conservation, and how to make changes in your building that will save both energy and money.

Properties that participate in the program will receive a free mini-energy audit to help them get started. For more information, please call our in-house expert Vice President + Architect Peter Lampen at 212-370-9200 or email peter.lampen@ellimanpm.com.

Help build a cleaner New York City: Take the Carbon Challenge!

Visit nyc.gov and download the handbook to learn what Co-op and Condo owners can do to help reduce carbon emissions and improve the City's air quality.

Visit nyc.gov and download the handbook to learn what Co-op and Condo owners can do to help reduce carbon emissions and improve the City’s air quality.

 

Douglas Elliman Recognized by NYC Clean Heat for Helping Reduce Emissions

Douglas Elliman Property Management was recently recognized by NYC Clean Heat for switching a majority of their managed properties to the cleanest available heating fuel. In an effort to reduce building emissions by 50 percent, NYC’s Department of Environmental Protection (DEP) issued regulations in 2011 requiring all buildings to switch from “dirty” fuel (No. 6 and No. 4 oil) to No. 2 oil, natural gas, biodiesel or steam. Use of No. 6 oil will be phased out complete by 2015.

The Clean Heat Program recognizes those property management companies that have already switched a majority of their buildings to cleaner heat. Douglas Elliman was recently recognized for switching more than 75 percent of their client buildings to cleaner fuel. Not only are these buildings helping to improve the air quality in their neighborhoods, but in many cases they are saving money as well. Because natural gas is currently cheaper than oil, some buildings can save thousands of dollars a month by switching. For more information about the Clean Heat Program, contact your managing agent, or visit nyccleanheat.org.

DEPM is helping NYC reduce emissions from buildings by switching to cleaner fuels.

DEPM is helping NYC reduce emissions from buildings by switching to cleaner fuels.

Local Law 87 Energy Audits and Retro-Commissioning

By Peter Lampen, Vice President and Architect with DEPM

In our June 10th Blog Post, we talked about Local Law 84, one of four Local Laws enacted as part of the City’s Greener, Greater Buildings Plan (GGBP). Local Law 87 is another one that requires action on the part of property managers and boards. Starting this year we are working with properties to engage firms to perform Energy Audits and Retro-commissioning services as required by LL87.  Buildings will need to comply over the next ten years based on the last digit of the building’s block number, with the first buildings required to file by the end of 2013.  This is also a part of the City’s “PlaNYC Green Buildings & Energy Efficiency” initiative.

We are working with several of the most capable firms in the city to set up proposals for the LL87 services at lowest and best pricing for our managed properties.  The LL87 assessments and reports must be completed by certified agents.

There are two parts to LL87, an energy audit and a retro-commissioning report.  An Energy Audit will compile all utility usage data for the past several years and review all major components of the building including walls, windows, roofs, lighting as well as all energy-using equipment.

The energy audit report will present this data and list possible energy use reduction measures with budget costs and payback periods. The recommendations are not mandatory but are intended to help properties see opportunities for savings and to undertake the planning necessary to implement any selected measures.

The Retro-commissioning process looks at all energy-using equipment such as boilers, chillers, motors, fans, controls, sequences of operation and energy management systems.  The retro-commissioning report lists repairs and adjustments needed to bring the systems back to the level of performance when originally installed.  The repairs, adjustments and other measures listed in the retro-commissioning report are mandatory, and must be verified as completed by the retro-commissioning agent.

The energy audit and retro-commissioning report are combined into a single document for filing with the city.  A building can choose to engage an audit firm up to four years before their required compliance year, and can thereby benefit from the resulting energy savings sooner, as well as extending the time until a re-audit is required to ten years from their original compliance date.

For more information about the City’s plaNYC initiative, visitwww.nyc.gov/html/planyc2030. For more about the City’s Greener, Greater Buildings Plan and the four Local Laws that comprise it, visit nyc.gov/ggbp.

The Retro-commissioning Report analyzes the efficiency of all energy-using equipment in the building, from boilers to chillers and itemizes mandatory  repairs and adjustments needed to bring the systems as close as possible to their original level of performance.

The Retro-commissioning Report analyzes the efficiency of all energy-using equipment in the building, from boilers to chillers and itemizes mandatory repairs and adjustments needed to bring the systems as close as possible to their original level of performance.

 

DEPM Recognized By NYC Clean Heat

As seen on NYCcleanheat.org:

“Since 2011, the NYC Clean Heat program has been working with building owners and property management companies to help them comply with the heating oil regulation and make the best choices for their situation and the air quality of New York City. Since the program began, we have been continually impressed by the commitment of certain property management companies to move their portfolio of No. 6 buildings to the cleanest burning fuels.

The Property Manager Recognition Program seeks to reward property managers that have switched a majority of the buildings in their portfolio to the cleanest available heating fuels by giving them the recognition they deserve. Property managers are ranked by what percentage of their entire portfolio of large multifamily and commercial buildings is currently burning ULS 2, natural gas, biodiesel, or other clean alternatives.

By switching to cleaner heating fuels, these companies have improved air quality in the neighborhoods immediately surrounding their buildings.”

Douglas Elliman Property Management has been recognized for switching over 75% of our properties to the cleanest possible heating fuel available. If your building has not switched yet from “heavy oil” to cleaner No. 2 oil or gas, contact your managing agent to find out how to make it happen. Read more about Oil-to-Gas Conversion on this blog by scrolling down to our March 8th post. For more about DEPM’s recognition, visit this link: http://nyccleanheat.org/content/property-manager-recognition-program and for more information about switching to cleaner fuel, email us at energy@ellimanpm.com or call us at 212-370-9200, or visit http://nyccleanheat.org/content/how-to-convert.

By converting to cleaner, more efficient fuel, your property will not only contribute to a better environment, but could save tens of thousands of dollars a year on fuel oil.

By converting to cleaner, more efficient fuel, your property will not only contribute to a better environment, but could save tens of thousands of dollars a year on fuel oil.